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October 6, 2006

Open House Picks: Townhouses

houseBoerum Hill
208 Dean Street
Corcoran
Sunday 1-2:30
$1,800,000
GMAP P*Shark

houseBoerum Hill
294 State Street
Nancy McKiernan
Sunday 2-4
$1,795,000
GMAP P*Shark

houseGreenpoint
141 Kent Street
Douglas Elliman
Sunday 2-4
$1,625,000
GMAP P*Shark

houseWindsor Terrace
42 Sherman Street
FSBO
Sunday 1:30-3:30
$1,300,000
GMAP P*Shark

houseBedford Stuyvesant
565 Decatur Street
Corcoran
Sunday 12-1:30
$730,000
GMAP P*Shark

Tune in Saturday morning for Open House Picks: Apartments




Posted by Brownstoner at 11:54 AM | Comments (41)
Categories: Open Houses

Comments

If I had to make a best townhouse pick in windsor terrace I would have chosen http://www.elliman.com/Listings.aspx?ListingID=806190&rentalperiod=&SearchType=quick

I can't afford either one, and have seen both..but the above link takes the prize.

Posted by: anon at October 6, 2006 12:03 PM

anon 12:03 must be a broker, the most notable aspect of the house he links to is that it is by no means in Windsor Terrace

Posted by: anon at October 6, 2006 12:20 PM

I saw in the Times that the Greenpoint listing has actually been reduced to 1.625.

I think the State St. listing used to be with BHS. Has anyone seen it? How much work does it need?

Posted by: west at October 6, 2006 12:21 PM

Anon 12:03. Is this even close to Windsor Terrace? And did you just "happen" upon this house in particular? Good Grief.

In other news. I think the Decatur place is a stretch to be that far down towards brownsville. Atleast they didn't try to fake "Stuy-Heights"

Posted by: NewStoner at October 6, 2006 12:28 PM

Below is a line from the description on the Decatur house:

"This is a legal two family used as a six family".

Too funny to keep to myself.

Posted by: Anonymous at October 6, 2006 12:35 PM

that's harsh .. that house is in east WT, maybe some would call it kensington, and it's not bad for 1.1

Posted by: OE at October 6, 2006 12:36 PM

thoughts on 208 Dean?

Posted by: Anonymous at October 6, 2006 12:53 PM

Kent house is very pretty, but I think I just like the green paint for some reason.

Posted by: Anon at October 6, 2006 1:09 PM

"This is a legal two family used as a six family"

Banks never approve mortgage for this house. Will be all cash offer only unless they remove 4 kitchens by the time of appraisal.

Posted by: Anonymous at October 6, 2006 1:14 PM

105 Vanderbilt Street is most definitely Windsor Terrace. I like its layout. It has a master bedroom with a full bath, plus another full bath for the other bedrooms. The Sherman site doesn’t give you too much to look at. Should one have to be “updating”” at 1.3 million in WT…?

Posted by: A9-Misc at October 6, 2006 1:15 PM

No that familiar with the Boerum Hill nabe, but I hate the double duplex layout. Most buyers would have to either a) spend extra $$$ to convert to a triplex or force themselves into a duplex (which defeats the purpose of having a house in the first place). BTW, both duplexes have drawbacks. The bedrooms in the lower dupe is likely on the darker side and the upper has what looks like a tiny kitchen. Guess that I will keep looking.

Posted by: Anonymous at October 6, 2006 1:18 PM

anon 12:35 - what's so ha-ha funny about a 2 family being used as an SRO? It's pretty common in BS and used to be in Clinton Hill/ FG too. And the circumstances of the people who were/are living there are probably not exactly hilarious. Save your snark for Ratner and Fedders buildings.

Posted by: Anonymous at October 6, 2006 1:31 PM

Why do the brokers advertise the fact that a 2 fam is illegally being used as a six family. I guess they are fully disclosing what is going on, but I wonder if the DOB ever reviews listings and fines the owners...

Posted by: lp at October 6, 2006 1:34 PM

I know owners of the Kent Street home, they are a very nice family and have owned the house for about 10 years. The house is beautiful! They have done some quality renovations throughout the years, anyone that gets it will be getting a real gem.

Posted by: Anonymous at October 6, 2006 2:16 PM

Kent St is a nice block. But the house is two rooms deep. House size 25 x 35. Some original details are gone.

While some work was done inside, much more needs to be done - both inside and outside.

Original asking was $1.95, then $1.7, now $1.625. Even at reduced price, aggressive ask at this time in the market for Greenpoint.

Posted by: Anonymous at October 6, 2006 2:31 PM

294 State Street was previously on the market from early this year until a month or two ago with BHS (I think that they also have the listing again along with Nancy M.). When I saw it early this year, the price was $1.8 million and then the price was raised to $1.875 million (under the theory that I see practiced, but never understand, where a house that hasn't sold has its asking price increased). It has been discussed on Brownstoner before (and I recall a post that went into a fair amount of detail on the condition of the house. Essentially, it is really pretty, but needs a lot of work).

Posted by: Wally at October 6, 2006 2:39 PM

The Greenpoint house is one of the best in the nabe, on the best block. Great value vis a vis other Brooklyn areas. Should go at this price. (I thought it had already sold.)

Posted by: Anonymous at October 6, 2006 2:47 PM

Re the State Street house: my understanding from the broker at BHS is that the price was negotiable (when it first hit the market) and required a lot of work. Never saw it but the age old 'bring your architect'line figured prominently in the broker blurb when first listed. Out of curiosity, does anyone know what the Nancy McKiernan group is like to deal with?

Posted by: anonymous at October 6, 2006 2:51 PM

Really like the state street house. To anyone that has been inside - what kind of work does it need? Also, how close is it to the new "41 Townhouses" development on state street?

Posted by: Anonymous at October 6, 2006 2:52 PM

i responded earlier at 12:03..as far as i know this house is within the windsor terrace confine..i'm not the expert, but I attended an open house and the broker said it was windsor terrace. who am i to argue. my thoughts..windsor terrace east, west, north, etc..its all the same and if you can get more by going east then so be it. dollarwise, any part of windsor terrace is considered a second cousin to park slope, so best to take advantage of the price favorablilty where you can. unfortunately i can't afford either mentioned house, so i'm looking further into bklyn, kensington, but its nice to dream.

Posted by: anon at October 6, 2006 3:11 PM

State St. house is across the street from the new townhouses.

People in the neighborhood love Nancy McKiernan.

Posted by: west at October 6, 2006 3:11 PM

"...the broker said it was windsor terrace. who am i to argue."

I love how anon 3:11 still thinks we don't know they're the broker!

Posted by: Anonymous at October 6, 2006 3:15 PM

anon 3:15, its time you matured, what do you want hear someone say 'wow, your right and how clever you are for figuring this out'. what value are you adding to this discussion

Posted by: anon at October 6, 2006 3:19 PM

I dunno if I should wade into this, but... 105 Vanderbilt *is* in Windsor Terrace, isn't it? As far as I know, WT extends from the park to the cemetary, and Kensington begins on the other side of Fort Hamilton. Houses on Terrace Place and McDonald Ave have been discussed on Brownstoner as being in WT without controversy. And if it's not WT, what is it?

Now, at $1.1M I would say it's probably way overpriced for something that far out in WT, but that's another question. (And that's what'll really piss off anon 12:03 if he/she actually is the broker.)

Posted by: linusvanpelt at October 6, 2006 3:47 PM

two comments:

I've seen the State Street House and really liked it. If it "needs work" it's not cosmetic because the place looks great.

Regarding 2-family being used as six, good for the seller being upfront. When we bought our house we found out this info on our own and stipulated in the cntract that the owner had to take out an illegal kitchen. Our bank would not have approved a loan otherwise.

Posted by: Anonymous at October 6, 2006 3:49 PM

I saw that house in Windsor Terrace and my house is in the same block. I've been in the neighborhood for a long time and I can reassure everyone that it IS Windsor Terrace -- old school Windsor Terrace as it did not get corrupted by the encroaching Yuppy influence from Park Slope.

Regarding the house, it was immaculately restored. And given that in most cases you get something ugly for a little less than a mil, I don't think it is overpriced. Plus there is a famed Corcoran luxuru condo project around the corner which overpriced condo -- those are indeed overpriced.

Thats my honest opinion and i am not a broker.

Posted by: Anonymous at October 6, 2006 4:08 PM

4:08,

I'll take your word on "immaculately restored"; if that's the case, Elliman does the seller a great disservice with the stingy and unflattering photos.

But on the pricing -- I'd be more convinced if there weren't a 20-footer on Sherman Street at the top of this very post for $1.3M. By my guesstimate, Sherman Street is priced the same per sf as Vanderbilt, and possibly slightly less. Not to knock the area around the cemetery, which I quite like, but that neighborhood does not command an equal price to Sherman Street, however good the renovation and however much you prefer old-school Brooklyn.

Either that, or Sherman Street is a steal, or hiding some big problems.

Posted by: linusvanpelt at October 6, 2006 4:26 PM

for the house on vanderbilt.. it's a very nice, quiet area. No need to worry about safety or letting your kids play in the street, nobody is going to steal your garbage cans at night, throw things in your dumpster, etc, etc. Also it's a block from the newly redone greenwood playground, and a "short" walk to PP, and the subway, and parking should be easy. If you don't need 10 restaurants right by your house, it's a good option..
also, 1.1 for a 3 story in great condition (if that's what it is), is a good price relative to south slope, prospect heights, etc. I guess one thing keeping the price low is that it is very close to the cemetary.

Posted by: OE at October 6, 2006 4:44 PM

Where do people steal your garbage cans?

More important, what do they DO with them?

Posted by: linusvanpelt at October 6, 2006 4:57 PM

Re Anonymous 2:52's question: from what I recall (it's been a while), the State Street house had an updated kitchen, but the bathrooms really needed to be redone, as did the floors. The stairs are pulling away from the walls. The windows didn't shut properly (there was plastic up on some of the windows which indicated to me that there was a lot of air getting in). I think that the basement had signs of leaking and the front facade definitely needs to be redone (which I assume is something that is purely cosmetic and wouldn't need to be done right away). The agent was unable to vouch for any of the electrical or plumbing. Also, as mentioned above, it has a two family set up, but only a one family cofo.

On the plus side, it is on a really nice block, there is some original detail and its a good size.

I tried to go back and find the detailed posting that someone wrote on this house, but I couldn't find it. I did, however, see that it was on Brownstoner back in March.

I'm actually not sure that 3:49 Anonymous and I are talking about the same house because it definitely needs cosmetic and structural work. Regardless, I think that it's a great house if someone has the expertise and/or $ to make it work.

Posted by: Wally at October 6, 2006 4:59 PM

To linusvanpelt: They steal garbage cans on the Gates Reno blog. I'm guessing they paint over the address and sell them (they were two weeks old). And I still haven't replaced them. Sigh.

As for the Decatur listing, they really put a glass-half-full spin on the 6-family aspect. They point out that each bedroom could have its own bathroom. "Because the plumbing is already present, you just have to pick your finishes." Hilarious. And no, snark police, I'm not calling the plight of the residents hilarious, just the ad.

Posted by: Amy at October 6, 2006 5:40 PM

Amy,

Nor am I calling the theft of your garbage cans hilarious. Indeed, I am weeping.

Posted by: linusvanpelt at October 6, 2006 5:43 PM

linusvanpelt

Kids used to "borrow" my garbage cans, full of garbage, drag them down the street and use them as goal posts for steet hockey. This was on 3rd Avenue. I always got them back but I sometimes had to troll the neighboorhood for them. They would sometimes make it all the way to 4th Ave!

Posted by: A9-Misc at October 6, 2006 5:46 PM

At this point in Brooklyn, they probably steal them as middle-class housing.

Posted by: west at October 6, 2006 5:51 PM

The VB house is indeed Windsor Terrace. Anything above Fort Hamilton and southwest of the Park is considered WT. It may be close to the edge, but its within the confines. Its like calling 18th street and 8th Park Slope...definitely in park slope but not the most prime block.

Sherman St house needs more than "updating". That said, it would could be stunning when renovated and is on, argueably, the best block in the WT. The same house on a PS block would warrant close to $2M so for those willing to take an extra stop on the train, its a nice chunck of change difference.

Posted by: Anonymous at October 6, 2006 6:15 PM

sounds like this one was beat to death, but I figure I'll add one final comment. 1.3 on Sherman appears to be high given the condition and what detail remains in this house (42 sherman). Corcoran had a house on the same block available for 1.2 (6x sherman), although in similar condition, it retained all its detail. I'd say that was a better deal, and my open house pick of the week. I didn't see the listing on corcoran's site (i just checked), so it may have sold, likely so given the block and the potential for the house.

Posted by: anon at October 6, 2006 7:44 PM

I saw the Decatur St. house today.
It needs a lot of work.
730K for that house seems a stretch.
The Corcoran broker assured people the house could be delivered vacant, with a certificate of non-harassment. Basically, the owner is treating it as a modified SRO. Not too many real kitchens, per se - more the hot plate/small fridge sort of setup.
There are some lovely old details in the house.
And it's a great block.

Posted by: Anonymous at October 8, 2006 11:24 PM

Any comments on 208 Dean or 294 State? How much original details? Conditions of houses? Etc... Wanted to see both, but was out of town...

thanks

Posted by: Anonymous at October 9, 2006 10:10 AM

The house on Sherman is much nicer than the one that Corcoran used to have. You must not have seen them both. The Corcoran listing needed 300-400k, this one needs close to 150K. IMO it is worth close to ask.

Posted by: Anonymous at October 9, 2006 11:06 AM

I saw both Sherman street houses. (I love the block.) Both houses needed to be totally renovated from top to bottom. The Corcoran house was indeed in worse shape, but did contain more of the original details. If I had 300k to spend on renovations (In addition to 1.2m), I would definitely have picked the Corcoran house.

Posted by: Anonymous at October 9, 2006 2:19 PM

we saw 294 state. it needs a *lot* of work. as pp said, at the very least, new floors on all floors, concrete in the lower unit, new stairs, new facade. bathrooms need updating. would most likely need new landscaping at some point too, unless you like the bricked-over look. some original detail remains and yes it is really pretty. there is a condo going up right behind it that is building right up to the property line in the back yard.

Posted by: Anonymous at October 9, 2006 4:05 PM

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